1105 Prairie Dr · Horseshoe Bend, AR 72512

$119,900

3 bd · 1.0 ba · 1,608 sqft · SingleFamily public records · 157 Days on market

0.75 ac lot Est $122k · at est.

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +8.3/15.0
• 1% rule +5.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quiet out of the way cozy home with extra lot. Has a 1 year old heat pump. Extra living quarters with bedroom, dining area & half bath with privacy(Bathroom is plumbed for tub or shower so can be easily added). Master bath has walk-in shower. Storage building.

Key facts

• Extra living space
• Private setting
• Paved road access

Tags

• PRIVATE SETTING
• PAVED ROAD ACCESS
• GREAT SIZE KITCHEN
• WALK-IN PANTRY
• EXTRA LIVING SPACE
• DIRECT ACCESS OUTSIDE

Property features AI

Finance

• Other: Approximately 0.75 acre lot
• Financial info: Financing available: VA, FHA, Conventional, or Cash

Exterior

• Parking: 2-car parking
• Utilities: Public water; Septic system; Electric service via cooperative; Fiber internet available
• Home design: Inside city limits; Located in Cedar Glade subdivision
• Construction: Composition roof; Crawl space foundation; Other exterior material/finish (see remarks)
• Exterior features: Porch; Outside storage area; Other exterior features (see remarks); Paved road access; Level lot in a subdivision

Interior

• Kitchen: Free-standing stove; Electric range; Pantry
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Ceiling fans; Washer connection; Electric dryer connection; Electric water heater; Formica kitchen countertops; Sheetrock walls/ceilings; Other wall/ceiling finishes (see remarks)
• Laundry & utility: Laundry room; Washer connection; Electric dryer connection; Workshop/craft area; Outside storage area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 6.1% in Horseshoe Bend — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#183 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Izard CountyConsolidated School District (rural): math 27% / reading 29% proficiency, ranked #171 of 238 in AR (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 442 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6 units permitted in Izard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Izard County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $120k implies a 140% gain — meaningful room to come down on a strong offer.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.61%
• DSCR: 1.47
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $122,208
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Royal Dr	0.35mi	2/2.0 (-1)	1,550 (-4%)	0mo	$126,900	$82	68
1002 S Manor Dr	0.35mi	2/2.0 (-1)	1,552 (-4%)	5mo	$134,000	$86	64
201 Parliament Dr	0.45mi	2/2.0 (-1)	1,576 (-2%)	6mo	$116,000	$74	61
308 Parliament Dr	0.39mi	2/2.0 (-1)	1,644 (+2%)	11mo	$135,000	$82	60
211 S Nightingale Dr	0.46mi	2/1.5 (-1)	1,518 (-6%)	8mo	$119,900	$79	56
904 S Manor Dr	0.40mi	2/2.0 (-1)	1,752 (+9%)	3mo	$110,000	$63	55
306 Parliament Dr	0.40mi	2/2.0 (-1)	1,628 (+1%)	23mo	$124,000	$76	51
201 S Nightingale Dr	0.50mi	2/2.0 (-1)	1,746 (+9%)	11mo	$119,000	$68	44
907 Eagle Ln	0.59mi	3/2.0	1,384 (-14%)	21mo	$101,000	$73	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-563
• Equity at exit: $17,877

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $23,689
• Equity at exit: $10,367

Cash invested: $33,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 72512

• Home prices YoY: -8.3%
• Active inventory: 442
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$51 /mo · $617/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $297

Break-even live

Break-even rent $924

Max offer price $119,900

Occupancy floor 72%

Sensitivity live

Price	-10% $365	-5% $331	+0% $297	+5% $263	+10% $229
Rent	-10% $194	-5% $246	+0% $297	+5% $348	+10% $400
Rate	-1.0pp $357	-0.5pp $327	base $297	+0.5pp $266	+1.0pp $234

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 E Church St Horseshoe Bend, AR	2.0	1.5	1176	$1,300	$1.11	44d	1	1.34mi

Listing history 25 events

1. 2026-06-19
   days on market $119,900 Active 157 DOM
2. 2026-06-18
   days on market $119,900 Active 156 DOM
3. 2026-06-17
   days on market $119,900 Active 155 DOM
4. 2026-06-16
   days on market $119,900 Active 154 DOM
5. 2026-06-15
   days on market $119,900 Active 153 DOM
6. 2026-06-14
   days on market $119,900 Active 151 DOM
7. 2026-06-13
   days on market $119,900 Active 150 DOM
8. 2026-06-09
   days on market $119,900 Active 147 DOM
9. 2026-06-08
   days on market $119,900 Active 146 DOM
10. 2026-06-07
    days on market $119,900 Active 145 DOM
11. 2026-06-04
    days on market $119,900 Active 141 DOM
12. 2026-06-02
    days on market $119,900 Active 140 DOM
13. 2026-06-01
    days on market $119,900 Active 139 DOM
14. 2026-05-31
    days on market $119,900 Active 138 DOM
15. 2026-05-31
    days on market $119,900 Active 137 DOM
16. 2026-02-26
    price $119,900
17. 2026-01-13
    listed $129,900 New Listing
18. 2025-08-13
    soldstatus $50,000
19. 2016-06-01
    soldstatus $42,000 Sold 266-char remark

    Show marketing remark (266 chars)

    Quiet out of the way cozy home with extra lot. Has a 1 year old heat pump. Extra living quarters with bedroom, dining area & half bath with privacy(Bathroom is plumbed for tub or shower so can be easily added). Master bath has walk-in shower. Storage building.

20. 2016-05-30
    status Under Contract 266-char remark

    Show marketing remark (266 chars)

    Quiet out of the way cozy home with extra lot. Has a 1 year old heat pump. Extra living quarters with bedroom, dining area & half bath with privacy(Bathroom is plumbed for tub or shower so can be easily added). Master bath has walk-in shower. Storage building.

21. 2016-02-27
    price $55,900 266-char remark

    Show marketing remark (266 chars)

    Quiet out of the way cozy home with extra lot. Has a 1 year old heat pump. Extra living quarters with bedroom, dining area & half bath with privacy(Bathroom is plumbed for tub or shower so can be easily added). Master bath has walk-in shower. Storage building.

22. 2016-02-26
    status Price Change 266-char remark

    Show marketing remark (266 chars)

    Quiet out of the way cozy home with extra lot. Has a 1 year old heat pump. Extra living quarters with bedroom, dining area & half bath with privacy(Bathroom is plumbed for tub or shower so can be easily added). Master bath has walk-in shower. Storage building.

23. 2016-02-23
    historical 266-char remark

    Show marketing remark (266 chars)

    Quiet out of the way cozy home with extra lot. Has a 1 year old heat pump. Extra living quarters with bedroom, dining area & half bath with privacy(Bathroom is plumbed for tub or shower so can be easily added). Master bath has walk-in shower. Storage building.

24. 2015-09-16
    listed $59,900 New Listing 266-char remark

    Show marketing remark (266 chars)

    Quiet out of the way cozy home with extra lot. Has a 1 year old heat pump. Extra living quarters with bedroom, dining area & half bath with privacy(Bathroom is plumbed for tub or shower so can be easily added). Master bath has walk-in shower. Storage building.

25. 2000-09-28
    soldstatus $25,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $617 · $51/mo
• Projected year-2 tax: $767 · $64/mo
• Expected delta: +$150/yr (+$13/mo · 24.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,600
• − Mortgage interest: −$6,716
• − Property taxes: −$617
• − Insurance: −$600
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,488
• Taxable income: $1,683
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $3,158/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Izard CountyConsolidated School District
• NCES district ID: 0500021
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 29% ▼ -16.00%
• Median HH income: $30,245
• Composite: 22.66/100
• National rank: #8047
• State rank: #171 of 238 in AR

Livability — Horseshoe Bend

• Score: 64/100
• State rank: #183
• US rank: #14584

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment F Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Horseshoe Bend, AR
• City population: 2,458
• Population (ZIP): 2,458

Population outlook (Izard County) Hauer SSP2

• Today (2025): 13,018 people
• By 2030: 12,761 · -2.0%
• By 2040: 12,331 · -5.3%
• By 2050: 12,041 · -7.5%
• By 2075: 11,516 · -11.5%
• By 2100: 10,549 · -19.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Lithuanian 4% Serbian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Izard

• 2024 margin: Solid R (+65.9) · D 16.0% · R 81.9% · Other 2.1%
• 2008→2024 swing: -39.1pp toward R · 2008: -26.9pp · 2024: -65.9pp
• All cycles: 2024: R+65.9 2020: R+62.1 2016: R+54.3 2012: R+37.8 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.58%
• Current HPI: 184.0807
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

+379.6% since first listed

10 events — show timeline

• 2026-02-26 Price Changed $119,900 CARMLS
• 2026-01-13 Listed $129,900 CARMLS
• 2025-08-13 Sold (Public Records) $50,000 Public Records
• 2016-06-01 Sold (MLS) $42,000 CARMLS
• 2016-05-30 Pending — CARMLS
• 2016-02-27 Price Changed $55,900 CARMLS
• 2016-02-26 Relisted — CARMLS
• 2016-02-23 Listing Removed — CARMLS
• 2015-09-16 Listed $59,900 CARMLS
• 2000-09-28 Sold (Public Records) $25,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $617 · +0.0% YoY. Source: county tax records.